I did on the commercial side so I know some residential agent do not like to cut thier rate.

Your situation seems pretty straight forward (no rehab on settlement statement) so the delayed finance is fairly easy and I think most lenders will be comfortable with it. 

Hi Ephraim,In the simplest form, lets say you and your new business friend Bob think that a house over on 6th street would make a good rental, but it needs some work.It costs $100,000 and you guys intend to use a paid property manger.You and Bob agree to each put in $10,000 ($10k + $10k = $20k down payment) and split the loan fees equally for the 80% loan, and split the renovation cost equally to make it rentable.In this instance, it makes sense that both you and Bob are 50%/50% owners of the property and should each get 50% of the monthly profits (and or losses) and share any needed extra expenses incurred during ownership 50/50.Now if only one of you is going to put money into the deal and the other is going to provide sweat equity, depending on the amount of sweat equity needed that MAY determine the seat equity cut (but if the money partner wants a bigger percentage the sweat partner will have to decide if his efforts are worth what's left over).It's best to pay an attorney to help you figure out the wording of this.

The instructions you give the attorney as to what can happen to the deed and when will be spelled out in the paperwork.Measure twice, cut once.  

This would be much less labor once the tenants are placed but I cut my cash flow in half or more by going this route.

This is one of the biggest ripoffs n DIY painting (like practically every Zinsser product aimed at the DIY market) because straight dewaxed shellac outperforms it for 1/2 the price -- all you need to do is paint three coats of paint over the shellac instead of two.

If he contacts you, cut his *** off and tell him "unless there is an issue with your roof, plumbing, heat or electrical system there is nothing for us to discuss.

I’m not afraid to hear it straight so please let me know your thoughts.

Keep it in increments of 2' with even numbers. (10-12-14-16, etc) That way you wont have to cut a foot off of every piece of 16 foot lumber you buy.

@Zocky ZhangSo let me get this straight:1.